The Journal
Market intelligence, neighbourhood research and editorial guidance on Lagos real estate.
As of late 2026, a full plot (600 sqm) in Ajah goes for roughly ₦80–180M, with the Sangotedo end cheaper and the Lekki-facing end pricier. Title is everything: C of O plots command the top of the range, gazetted excision sits in the middle.
Laide Matthews · 11 April 2026 · 3 min read
As of late 2026, Lagos property prices are rising fastest in the growth corridors — Ajah, Sangotedo, Ibeju-Lekki and Epe — driven by infrastructure and land banking. Prime Island markets (Ikoyi, VI, Lekki Phase 1) are stable to gently rising, holding value rather than surging.
Laide Matthews · 10 April 2026 · 3 min read
As of late 2026, building your own home in Lagos is roughly 15–25% cheaper than buying equivalent finished property — but it takes 12–18 months, demands constant supervision, and routinely overruns by 15–30%. Buying costs more and delivers immediately, with zero construction risk.
Laide Matthews · 10 April 2026 · 3 min read
As of late 2026, a full plot (600 sqm) in Lagos ranges from roughly ₦2–12M in Epe to ₦60–150M in Sangotedo, ₦80–180M in Ajah, and ₦150M+ on the mainland's prime pockets. Title is the price lever: C of O land costs far more than excised or unregistered land in the same area.
Laide Matthews · 8 April 2026 · 4 min read
Bait pricing is when portals advertise a flat at ₦5M but the real price is ₦8M — the low figure was never real, just advertising to harvest your call. Beat it by benchmarking every listing against area price data, confirming the price by phone before visiting, and treating any "that one just went, but I have..." pivot as the tell it is.
Laide Matthews · 6 April 2026 · 3 min read
By law, agency fees in Lagos are capped at 10% of the annual rent (Lagos State Tenancy Law, 2011) — and a new bill proposes cutting that to 5%. In practice, many agents still demand 10–20%, especially in Lekki, Ikoyi, and Victoria Island.
Laide Matthews · 26 March 2026 · 3 min read
As of late 2026, land in Epe averages ₦8M–₦13M per plot across active listings. Typical ranges: 300sqm at ₦7M–₦8M, 500sqm at ₦10M–₦17M, express-facing premium plots ₦37M–₦60M+.
Laide Matthews · 13 March 2026 · 4 min read
Lakowe is the lifestyle pocket of the corridor — built around the Lakowe Lakes Golf & Country Estate, quieter and greener than Sangotedo, with prices to match the serenity. As of late 2026, expect ₦120M+ for apartments in the golf estate axis and ₦180M–₦350M for detached homes, with surrounding areas offering relative value.
Laide Matthews · 13 March 2026 · 4 min read
Ibeju-Lekki land prices depend entirely on title and distance from the expressway. As of late 2026: estates with C of O near Eleranigbe list 300sqm at ₦15M–₦17M and 500sqm at ₦25M–₦30M; airport-facing 500sqm plots hit ₦55M–₦65M; excised plots near the expressway run ₦10M–₦30M.
Laide Matthews · 12 March 2026 · 3 min read
Abijo GRA is the quiet achiever between Ajah and Sangotedo — a government reservation area with good titles and saner prices than its neighbours. As of late 2026, expect ₦80M–₦120M for apartments and ₦130M–₦220M for duplexes, with titled land increasingly scarce.
Laide Matthews · 11 March 2026 · 4 min read
Sangotedo is the fastest-appreciating corridor on the Lekki axis. As of late 2026, new 1-beds start around ₦85M, 2-beds around ₦109M–₦114M, 3-bed terraces ₦110M–₦142M, and 4-bed duplexes ₦130M–₦280M.
Laide Matthews · 10 March 2026 · 3 min read
Ajah is the second most searched place to buy property in Lagos for a reason — it's Lekki's more affordable neighbour with real infrastructure. As of late 2026, expect ₦60M–₦115M for apartments, ₦110M–₦280M for duplexes, and strong demand along the Abraham Adesanya and Addo Road corridors.
Laide Matthews · 10 March 2026 · 3 min read
A 4-bedroom duplex in Magodo sells for ₦180-300M as of late 2026, while 5-bedroom and fully detached duplexes run ₦280-450M+. Magodo Phase 1 and Phase 2 remain the mainland's premier gated residential zones — secure, well-planned, and minutes from the Lagos-Ibadan Expressway.
Laide Matthews · 9 March 2026 · 4 min read
A mini flat on the Lagos mainland sells for ₦25-60M as of late 2026 — ₦25-45M in Surulere and Yaba, ₦40-60M in Ikeja. It's the cheapest entry point into Lagos property ownership, and mini flats rent out faster than almost anything else.
Laide Matthews · 8 March 2026 · 4 min read
A 4-bedroom duplex in Ogudu GRA sells for ₦180-300M as of late 2026, while 3-bedroom flats go for ₦110-180M. It's one of the mainland's best-planned GRAs — quiet streets, working drainage, and quick access to Ojota, Maryland and the Third Mainland Bridge.
Laide Matthews · 8 March 2026 · 4 min read
Property for sale in Magodo runs ₦120-200M for a 3-bedroom flat and ₦180-350M for a 4-bedroom duplex as of late 2026 (asking prices). Phase 2 is slightly cheaper than Phase 1 across the board.
Laide Matthews · 7 March 2026 · 4 min read
Gbagada property prices run ₦85-150M for a 3-bedroom flat as of late 2026 (asking prices). Buyers are moving here for the central location — 20 minutes to the Island, Ikeja, or Yaba — at prices well below Ikeja GRA.
Laide Matthews · 7 March 2026 · 4 min read
Property for sale in Surulere ranges from ₦25M for a mini flat to ₦140M for a 3-bedroom flat as of late 2026 (asking prices). Bode Thomas and Adelabu command the top end; Aguda offers the best value.
Laide Matthews · 6 March 2026 · 3 min read
Property for sale in Yaba Lagos runs ₦100-180M for 3-bedroom blocks of flats as of late 2026 (asking prices). Akoka and Abule Ijesha anchor the market, with student and tech-worker demand keeping rentals full.
Laide Matthews · 6 March 2026 · 4 min read
A 3 bedroom flat in Ikeja GRA costs ₦150-300M+ as of late 2026 (asking prices). Older blocks start around ₦150M; newer, well-finished units on streets like Joel Ogunnaike go above ₦300M.
Laide Matthews · 6 March 2026 · 3 min read
Flats for sale in Ikeja range from ₦25M for a mini flat in Ogba to ₦300M+ for a 3-bedroom in GRA (asking prices, late 2026). GRA and Allen/Opebi sit at the top; Omole and Ogba offer the best value per square metre.
Laide Matthews · 5 March 2026 · 5 min read
A 2-bedroom flat in Lekki sells for ₦120-200M as of late 2026, with Osapa London slightly lower at ₦110-180M. Lekki Phase 1 sits at the top of the bracket; estates further down the expressway offer better value.
Laide Matthews · 3 March 2026 · 4 min read
A 3-bedroom flat in Osapa London sells for ₦130-200M as of late 2026, roughly 15-25% cheaper than equivalent stock in Lekki Phase 1. Four-bedroom terraces run ₦300-450M, and 2-bedroom flats go for ₦110-180M.
Laide Matthews · 3 March 2026 · 4 min read
A 4-bedroom duplex in Ikoyi sells for ₦700M-₦1.2B+ as of late 2026. Banana Island and Gerard Road sit at the very top; Bourdillon Road and the quieter streets off Adetokunbo Ademola Street offer relative value.
Laide Matthews · 1 March 2026 · 4 min read
A 3-bedroom flat in Lekki Phase 1 sells for ₦180-280M as of late 2026. That's the asking-price range — actual transacted prices typically settle 10-18% lower after negotiation.
Laide Matthews · 1 March 2026 · 4 min read
Flats for sale in Lekki Phase 1 currently sell for ₦120-200M for 2-bedroom units and ₦180-280M for 3-bedroom units as of late 2026. These are asking prices — negotiated sales typically close 10-18% lower.
Laide Matthews · 1 March 2026 · 4 min read
The Dispatch
Market notes, neighbourhood research and selected opportunities. No noise.